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Form T386 Respondent's Notice UK: Full Guide

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Part ofUK Court & Tribunal Forms

Written by Brad Askew Solicitor (non-practising)
Brad is on the roll of solicitors of England & Wales but does not hold a practising certificate and does not provide legal advice.
Updated June 2026 · England & Wales
If a Valuation Tribunal decision has been appealed and you are on the receiving end of that appeal, Form T386 is likely to land on your desk at some point. It is the respondent's notice used in the Upper Tribunal (Lands Chamber), and it gives you the chance to set out your own position on the issues being appealed. Getting this right matters, because the content of the form shapes how the tribunal will handle the rest of the case. In this guide I'll walk through what the form does, when you use it, what each section is asking for, and the practical points worth thinking about before you return it. My aim is to give you a clear picture so you can approach it with confidence rather than second-guessing every box.

What this document is

Form T386 is the official respondent's notice for proceedings in the Upper Tribunal (Lands Chamber) where someone has lodged an appeal against a decision of the Valuation Tribunal. When an appellant files their notice of appeal, the respondent, usually the other party who was involved at the Valuation Tribunal stage, is given the opportunity to respond formally using this document.

The form asks the respondent to confirm their identity and contact details, name any representative acting for them, and set out the grounds on which they say the appeal should be decided. It also asks for information about expert evidence, comparable properties or transactions being relied on, and the procedure the respondent would like the tribunal to follow when managing the case.

A signed declaration confirms the respondent understands their responsibilities in the proceedings, including liability for any tribunal fees that apply. In short, T386 is the respondent's formal way of putting their case on the record at the start of an Upper Tribunal appeal.

How to use this document

  1. Check the deadline and read the appellant's notice carefully. Before you complete anything, read the appellant's grounds in detail. Your respondent's notice needs to engage with what they are actually arguing, so take time to understand their position and identify which points you accept, dispute, or want to add a different angle on.
  2. Fill in your details and representative information. Enter your full name, address, telephone number and email, and the same details for any surveyor, solicitor or other representative acting for you. The tribunal will use these details for all correspondence, so make sure they are accurate and that someone is actively monitoring the inbox and post.
  3. Set out your grounds and supporting material. Explain clearly why you say the Valuation Tribunal decision should be upheld, varied, or approached a particular way. Include the value or values already agreed between the parties, and give full particulars of any comparable properties, rental evidence or transactions you intend to rely on to support your position.
  4. Address expert evidence and choice of procedure. Indicate whether you plan to call an expert witness, typically a chartered surveyor, and name them where possible. Then select the procedure you consider appropriate for the case, whether that is the standard, written representations, simplified or special procedure, bearing in mind the complexity and value involved.
  5. Sign, date and return the form. Complete the declaration, sign and date the form, and send it to the Upper Tribunal (Lands Chamber) together with any fee that applies. Keep a full copy for your records, along with proof of posting or submission, and make sure the appellant is served as required.

Common questions

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Common questions

Q Who files Form T386?
Form T386 is filed by the respondent in an Upper Tribunal (Lands Chamber) appeal, meaning the party who is responding to someone else's appeal against a Valuation Tribunal decision. This is often the ratepayer, the valuation officer, or a billing authority, depending on the nature of the original dispute and who has chosen to bring the appeal to the Upper Tribunal.
Q What is the deadline for filing a respondent's notice?
The tribunal rules set a time limit for filing a respondent's notice after you are served with the appellant's notice of appeal. The exact period and any directions on service are usually set out in the paperwork you receive from the tribunal. If you need more time, you can apply for an extension, but it is safer to ask before the deadline passes rather than afterwards.
Q Is a fee payable with Form T386?
A tribunal fee may apply when filing a respondent's notice or related applications, and fees are reviewed from time to time. Rather than relying on a figure that may be out of date, check the current Upper Tribunal (Lands Chamber) fees on gov.uk or contact the tribunal office before you send the form, so you include the correct amount and avoid your submission being rejected.
Q Do I need a surveyor or solicitor to complete T386?
There is no strict requirement to use a professional, and some respondents do handle their own appeals, particularly in lower-value cases. However, valuation appeals can turn on technical surveying evidence and procedural detail, so many people instruct a chartered surveyor or solicitor experienced in rating and valuation to prepare the response and represent them at any hearing.
Q What happens after I send in the form?
Once the tribunal receives a valid respondent's notice, the case will move into case management. The tribunal may issue directions about evidence, expert reports, disclosure and hearing arrangements, and will confirm which procedure is being followed. Both parties are then expected to comply with those directions and any timetable set, leading eventually to a hearing or decision on the papers.
Q Can I cross-appeal using this form?
If you want to challenge parts of the Valuation Tribunal decision yourself, rather than just responding to the appellant's points, you will usually need to set that out clearly in your grounds and may need to take additional procedural steps. The tribunal rules deal with cross-appeals specifically, so it is worth getting guidance on the best way to frame this before you submit the form.
Q What if I miss the deadline to file?
Missing the deadline does not automatically end your involvement, but it does put you at a disadvantage. You would normally need to apply for an extension of time, explain the reason for the delay, and persuade the tribunal that it is fair to let your response in late. The sooner you act once you realise there is a problem, the better.
If you're dealing with this kind of situation, speak to an experienced legal adviser who can walk you through it — from £89.

Sources

This guide is based on primary UK law and official guidance.

Brad Askew, Solicitor (non-practising)

Written & reviewed by

Brad Askew Solicitor (non-practising)

Brad is on the roll of solicitors of England & Wales but does not hold a practising certificate and does not provide legal advice. LegalDocuments.co.uk is not a law firm and does not provide regulated legal advice.

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Legal disclaimer
This article is for general information only. It is a tool to help you find your way — not legal advice, and not a substitute for speaking to a qualified adviser about your situation.